5639 Netherland Ave Unit 1B · New York, NY 10471

$159,000

1 bd · 1.0 ba · 746 sqft · Condo · 189 Days on market

Built 1949 ↓ 9% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +2.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for outdoor space? Look no more! Move right into this charming first floor one bedroom co-op WITH PATIO. Featuring hardwood floors, lots of closets and windows, a large spacious living area and bedroom, a modern new bathroom, a newly renovated kitchen with stainless steel appliances and white shaker cabinets. Netherland Gardens has lovely grounds featuring manicured gardens, sitting areas, playground, laundry room, private street parking and a private community room. Close to the Skyview Shopping Center with a supermarket, restaurants, the Y and banks. Local buses to the 1, 4 and A trains and Express buses to Manhattan Midtown East and West are on the corner nearby and there is a SH

Key facts

• Outdoor space
• Patio
• Hardwood floors

Tags

• OUTDOOR SPACE
• PATIO
• HARDWOOD FLOORS
• LARGE SPACIOUS LIVING AREA
• NEWLY RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Association: Netherland Gardens; Association amenities include elevator(s), live-in superintendent, park, playground, parking, and security; Association fee covers air conditioning, electricity, heat, hot water, sewer and water

Exterior

• Parking: Garage; Off-street parking; 1 garage space; Parking fee applies
• Security: Building security (association amenity)
• Utilities: Public sewer; Electricity available; Natural gas available; Public water; Public trash collection
• Home design: Stock cooperative; 6-story building; Entry level: 1; First floor location
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; Near public transit; Near shops; Near schools; Located on a cul-de-sac

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Located on first floor
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Radiant heat; Wall/window air conditioning units
• Interior features: First-floor bedroom; Eat-in kitchen; Elevator access; Walk-in closet(s); Patio; Porch; No pets allowed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: 200 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 2.29%
• Cash-on-cash: -14.30%
• DSCR: 0.36
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -42.5%
• Equity multiple: -0.32×
• Total profit: $-58,831
• Equity at exit: $23,707

10-year hold

• IRR: -66.5%
• Equity multiple: -1.06×
• Total profit: $-91,826
• Equity at exit: $13,747

Cash invested: $44,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 10471

• Active inventory: 200
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA est. from 2 same-building comps: −$1,110
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-530

Break-even live

Break-even rent $2,796

Max offer price $82,252

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	43d	1	0.95mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	17d	1	0.96mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	1.16mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	1.18mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	1.43mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $159,000 Active 189 DOM
2. 2026-06-17
   days on market $159,000 Active 188 DOM
3. 2026-06-15
   days on market $159,000 Active 186 DOM
4. 2026-06-13
   days on market $159,000 Active 184 DOM
5. 2026-06-10
   days on market $159,000 Active 180 DOM
6. 2026-06-08
   days on market $159,000 Active 179 DOM
7. 2026-06-04
   days on market $159,000 Active 175 DOM
8. 2026-06-03
   days on market $159,000 Active 174 DOM
9. 2026-06-01
   days on market $159,000 Active 172 DOM
10. 2026-05-31
    days on market $159,000 Active 171 DOM
11. 2026-05-13
    price $159,000
12. 2025-12-11
    listed $169,000 Active
13. 2025-06-25
    historical
14. 2025-06-11
    price $150,000
15. 2025-01-29
    price $159,000
16. 2024-09-16
    price $164,000
17. 2024-09-06
    price $169,000
18. 2024-06-27
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,495
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$13,320
• − Depreciation: −$4,625
• Taxable loss: −$8,616
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $-4,297/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Bronx County · 1,197,324 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 23,798
• Household income: $103,046
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 553.0

Population outlook (Bronx County) Hauer SSP2

• Today (2025): 1,607,353 people
• By 2030: 1,681,852 · +4.6%
• By 2040: 1,824,421 · +13.5%
• By 2050: 1,945,470 · +21.0%
• By 2075: 2,187,887 · +36.1%
• By 2100: 2,244,136 · +39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 11%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 21% Russian/Polish/Slavic 4% Other Indo-European 3%

Political lean MEDSL · Bronx

• 2024 margin: Solid D (+45.4) · D 72.7% · R 27.3%
• 2008→2024 swing: -32.3pp toward R · 2008: 77.8pp · 2024: 45.4pp
• All cycles: 2024: D+45.4 2020: D+67.6 2016: D+79.1 2012: D+82.9 2008: D+77.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.80%
• Current HPI: 197.2006
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-9.1% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-11 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Price Changed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-29 Price Changed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $164,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-06 Price Changed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-27 Listed $175,000 OneKey® MLS as Distributed by MLS Grid